Me and my partner are buying an apartment in Bramford. My Solicitor is not listed on the bank approved panel. Is it possible for me to appoint my Bramford conveyancing solicitor even though they are not on the lender panel?
One must instruct a conveyancing practitioner to deal with the formalities if you need a mortgage to buy your property. They will carry out all the appropriate investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. One can appoint a Bramford conveyancer of your choice. However, where the solicitor selected is not on the bank solicitor panel further fees will arise as separate legal representation will be required by them. Bank panel applications may be submitted, so where your lawyer has not in the past applied for membership they can do so.
Having spent time looking at mumsnet.com for an online lawyer in Bramford, most post that I should use a CQS assured solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Bramford is one of the numerous areas in England and Wales where there are CQS solicitors.
My partner and I are close to exchanging contracts on the sale of our house in Bramford and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing practice rather than a conveyancing solicitor in Bramford. We have lived in Bramford for 4 years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
How does conveyancing in Bramford differ for newly converted properties?
Most buyers of new build premises in Bramford contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Bramford typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bramford or who has acted in the same development.
I opted to have a survey carried out on a property in Bramford in advance of retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some banks will not issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bramford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bramford to see if the conveyancing will be more expensive.